An application shall be submitted to the administrative officer, in writing, in triplicate, on forms supplied by the approving authority. Receipt of an application for preliminary major subdivision approval shall be filed no less than 21 days prior to the regular meeting date of the approving authority. Required fees, as provided in Article III, shall be submitted with the application form.
A.
The application shall be accompanied by 15 copies
of the proposed subdivision accurately drawn to a scale of not less
than one inch equals 50 feet, certified by a licensed land surveyor
as to existing features and boundaries, and drawn on Mylar or similar
material. The subdivision plat shall be in conformance with the Map
Filing Law, P.L. 1960, c. 141 (N.J.S.A. 46:23-9.9 et seq.). All design
features shall be prepared by a licensed professional engineer.[1]
B.
Preliminary plat details. The preliminary plat shall
contain the following:
(1)
The date. All revisions shall be noted and dated.
(2)
A key map showing the location of the tract with reference
to the surrounding properties, existing streets and streams within
500 feet of the subdivision.
(3)
The title of the development, North arrow, scale,
block and lot number, name and address of the record owner and name
and address, license number and seal of the person preparing the subdivision.
If the owner of the premises is a corporation, the name and address
of the president and secretary shall be submitted on the application.
(4)
All distances shall be in feet and decimals of a foot,
and all bearings shall be given to the nearest 10 seconds.
(5)
The names, as shown on current tax records, of all
owners of property within 200 feet of the subdivision, together with
the block and lot numbers of said property.
(6)
The zoning district in which the parcel is located,
together with the zone boundaries within 200 feet of the extreme limits
of the property in question.
(7)
Survey data showing boundaries of the property, building
or setback lines and lines of existing and proposed streets, lots,
reservations, easements and areas dedicated to public use, including
grants, restrictions and rights-of-way, to be prepared by a licensed
land surveyor.
(8)
Reference to any existing or proposed covenants, deed
restrictions, exceptions or variances covering all or any part of
the parcel. A copy of such covenants, deed restrictions, exceptions
or variances shall be submitted with the application.
(9)
The distances, measured along the right-of-way lines
of existing streets abutting the property, to the nearest intersections
with other public streets.
(10)
The location of existing buildings and all other
structures, including walls, fences, culverts and bridges, with spot
elevations of such buildings and structures. Structures to be removed
shall be indicated by dashed lines; structures to remain shall be
indicated by solid lines.
(11)
The location of all existing and proposed storm
drainage structures and utility lines, whether publicly or privately
owned, with pipe sizes, grades and direction of flow, locations and
inlets, manholes or other appurtenances and appropriate invert and
other elevations. If any existing utility lines are underground, the
estimated location of said utility lines shall be shown.
(12)
Existing and proposed contours, referred to
United States Coast and Geodetic datum, with a contour interval of
one foot for slopes of less than 3%; an interval of two feet for slopes
of more than 3% but less than 15%; and an interval of five feet for
slopes of 15% or more. Existing contours are to be indicated by dashed
lines, and proposed contours are to be indicated by solid lines.
(13)
The location of existing rock outcrops, high
points, watercourses, depressions, ponds, marshes, wooded areas and
other significant existing features, including previous flood elevations
of watercourses, ponds and marsh areas, as determined by a survey.
(14)
All proposed streets, with profiles, indicating
grading; and cross sections showing the width of roadways, the location
and width of sidewalks and the location and size of utility lines
conforming to the borough standards and specifications.
(15)
The location of all existing and proposed waterlines,
valves and hydrants and all sewer lines or alternative means of sewerage
and sewage disposal and treatment.
(16)
Existing and proposed stormwater drainage system.
All plans shall be accompanied by a separate sketch showing all existing
drainage within 500 feet of any boundary and all areas, such as paved
areas, grassed areas, wooded areas and any other surface area contributing
to the calculations, and showing methods used in the drainage calculations.
(17)
Acreage, to the nearest tenth of an acre, of
the tract to be subdivided and the area, in square feet, of all lots.
(18)
Any lands subject to the Farmland Assessment Act of 1964 shall be duly noted as to the valuation, assessment and taxation in accordance with § 173-67 herein.
(19)
Such other information or data as may be required
by the approving authority, the County Planning Board or other governmental
agencies for determination that the details of the subdivision are
in accordance with the standards of this chapter, the Zoning Ordinance[2] and all other applicable laws, ordinances or resolutions.
C.
The municipal agency shall prepare a checklist setting forth the items contained in Subsections A and B above and § 173-20C, which shall be provided to the applicant along with the application form. The checklist shall be used for purposes of determining the completion of the application pursuant to N.J.S.A. 40:55D-10.3.
[Added 11-25-1991 by Ord. No. 1991:617]
A.
Preliminary subdivision plat review.
(1)
The applicant shall submit the preliminary subdivision
application and plat maps and payment of all required fees to the
administrative officer, who shall submit copies of the preliminary
plat to the following:
(2)
Said persons and boards shall make recommendations
to the approving authority, in writing, within 35 days of the application
submission. The approving authority shall take said recommendation
into account, but shall have the authority to proceed in the absence
of such recommendations if the approving authority finds such recommendations
not to be essential to its determination.
(3)
If a preliminary subdivision application is found
to be incomplete, the developer shall be notified, in writing, of
the deficiencies therein by the Board or the Board's designee for
the determination of completeness within 45 days of submission of
such application or it shall be deemed to be properly submitted.
[Amended 4-21-1980 by Ord. No. 1980:372]
(4)
Where adjustments or changes are required in the plat
submission, the applicant shall be required to modify the plat in
order to qualify as a perfected application for public hearing purposes.
B.
County Planning Board and other governmental agency
approvals.
(1)
Any subdivision application requiring County Planning
Board or other governmental agency approval shall be submitted by
the applicant to the Bergen County Planning Board or other governmental
agency for review and approval. The approving authority may condition
any approval that it may grant upon the timely receipt of a favorable
report on the application by the County Planning Board or other governmental
agency by its failure to report thereon within the required time period.
(2)
A preliminary subdivision requiring County Planning
Board or other governmental agency approval which may or may not have
been received at the time of the public hearing in the borough shall
require the public hearing to be continued until such time as the
required reports are received or by the failure to report thereon
within the required time period.
D.
Public hearings. Upon submission of a perfected application, the administrative officer shall schedule a public hearing for the applicant. The applicant shall meet all of the requirements established in § 173-7C for public hearings.
E.
Time period in which to act.
(1)
The approving authority shall grant, condition or
deny preliminary subdivision approval within 45 days of a perfected
application or within such further time as may be consented to by
the applicant for subdivisions of 10 or fewer lots or 95 days for
subdivisions containing more than 10 lots.
(2)
Failure of the approving authority to act within the
prescribed time periods or to obtain an extension from the applicant,
in writing, shall constitute preliminary approval by the approving
authority.
A.
If the approving authority acts favorably on a preliminary
plat, the applicant shall submit six copies of a correct map to the
administrative officer. The Chairman and Secretary shall affix their
signatures to the plat with a notation that it has received preliminary
approval, and one such plat shall be returned to the applicant for
compliance with final approval requirements.
B.
Except as provided herein, preliminary approval of
a major subdivision shall confer the following rights for a three-year
period from the date of approval to the applicant:
(1)
That the general terms and conditions on which preliminary
approval was granted shall not be changed, including but not limited
to use requirements; layout and design standards for streets, curbs
and sidewalks; lot size; yard dimensions and off-street improvements;
except that nothing herein shall be construed to prevent the borough
from modifying by ordinance such general terms and conditions of preliminary
approval as relate to public health and safety.
(2)
That the applicant may submit for final approval on
or before the expiration date of preliminary approval the whole or
a section or sections of the preliminary subdivision plat, as the
case may be.
(3)
That the applicant may apply for and the approving
authority may grant extensions on such preliminary approval for additional
periods of at least one year, but not to exceed a total extension
of two years, provided that if the design standards have been revised
by ordinance, such revised standards shall govern beyond the three-year
period.
(4)
In the case of a subdivision of 50 acres or more, the approving authority may grant the rights referred to in Subsection B(1), (2) and (3) above for such a period of time, longer than three years, as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the approving authority may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards shall govern beyond the three-year period.
C.
Failure to obtain final approval within the prescribed
time limits as herein defined shall void the preliminary plat approval.
